12 September 2019 · Planning Committee
St Germans Cathedral, Derby Road, Peel, Isle Of Man, IM5 1hh
The proposal involves external works including a new entrance door in the south elevation (amended from an original garden room), a fenced bin store, air source heat pump with screening, replacement railings to the boiler room steps, and conservation rooflights to the north elevation.
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The officer assessed whether the works would adversely impact the character or appearance of the Registered Building and Conservation Area, concluding the external changes would have limited impact as…
Environment Policy 32
Prohibits extensions or alterations to Registered Buildings that detrimentally affect character of special architectural or historic interest. Assessed as compliant due to limited external impacts and amendments removing contentious garden room.
Environment Policy 33
Permits change of use of Registered Buildings if appropriate and alterations not detrimental to character. No change of use proposed; internal alterations for improved facilities deemed not to harm external character.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. External works limited and in context of prior approvals, preserving character.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect townscape, amenity, wildlife. Proposal complies as changes minor, screened, and conditioned.
Environment Policy 4
Prohibits development adversely affecting protected species/habitats like bats. Bat survey conditioned prior to roof works to ensure compliance.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland. Arboricultural concerns overruled as prior works likely caused damage; heat pump excavation not significant.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Air source heat pump details
Prior to the undertaking of any excavation for the installation of the air source heat pump, detailed plans of the location of the works and the necessary engineering works with details of any externally apparent construction, must be approved by the Department and the works undertaken in full accordance with these details. Reason: to control the development within a Conservation Area and alongside a Registered Building.
Bat survey
Prior to the undertaking of any works to the roof structure, a survey for bats must be undertaken and the report approved by the Department, to ensure that this species which is protected under the Wildlife Act 1990, are not endangered. If any bats are found, appropriate mitigation must be included in the report and undertaken in accordance with the approved details. Reason: to accord with Environment Policy 4 of the Strategic Plan.
no highway interest
no objection to the works
DEFA Forestry requests tree protection details due to existing root damage, DEFA Biodiversity recommends bat surveys, Peel Town Commissioners object to the design of the cafe/garden room extension and an external doorway, while Highways has no interest.
Key concern: tree root damage and lack of protection plan (DEFA Forestry)
DEFA Forestry
Conditional No Objection"Unless these issues are addressed I would have to object on the basis that there is insufficient information to be confident that further damage would not be done."; "A tree protection plan showing the location of a construction exclusion zone (CEZ) and protective fencing should be submitted before the application is determined."
Conditions requested: more detail of how air source heat pump and decking will be installed without disturbing roots including excavation dimensions; tree protection plan showing location of construction exclusion zone (CEZ) and protective fencing submitted before application determined
Peel Town Commissioners
Objection"The Board of Peel Town Commissioners opposed the provision of an external doorway and the treatment proposed for this doorway in the South transept."; "development of a new doorway in advance of the development it is designed to serve is premature, out of keeping and is visually detrimental to this historic sandstone building."
DEFA Biodiversity
Conditional No Objection"The Bat Conservation Trust bat survey guidelines recommended that as an old church within a wooded area that a bat survey should be undertaken prior to a planning decision."; "Richard Selman has previously recommended that bat surveys be undertaken at the church and as far as we are aware no survey has yet been undertaken."
Conditions requested: survey for bat roosts and bat foraging areas undertaken prior to planning decision; more detailed information and drawings supplied in relation to lighting and ventilation system prior to determination
Peel Town Commissioners
ObjectionThe Commissioners object to Planning Application 18/00529/B Changes to Isle of Man Cathedral, Derby Road, Peel. The café/garden room extension is not in keeping with the existing cathedral building and the design and proposed construction of this modern flat roof extension under the existing glass window does not conserve or enhance this elevation of the registered building.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 21-6-18
